Wheaton Sector Plan

Status Report Request for Qualifications – February 2, 2010

Wheaton

FRAMEWORK

To Howard County

1952

WheatonToday

Residential Community

Filippo LeoMarchones Italian Specialties

WheatonBusiness Community

Wheaton Business Community

Wheaton Business Community

Wheaton Business Community

Carla HallBravo’s ‘Top Chef: New York’ Finalist

GiraMondoWine Adventures

Wheaton

ethnic food

music culture

shopping mall

Wheaton music culture

shopping mall Wheaton

WheatonSince the 1990 Sector Plan

Market & Revitalization

Wheaton

Wheaton Analysis

Economy

Wheaton needs more economic diversity to be sustainable

Wheaton Analysis

Economy/Land Use

+ moreofficeurban entertainmentmulti-family

while retaining a strong retail presence

WheatonWheaton’s strengths

contribute to attracting new residential development

Residential

WheatonWheaton positioned to capture a healthy share of the County’s

projected household growth in the future

Over the very long term Wheaton could support

approximately 7,100 new housing units under the high scenario

Residential

Wheaton Wheaton’s lack of office makes it

difficult to capture new and must compete

against other attractive regional transit-oriented

locations

Office

WheatonHigh-rise housing and new office development

pioneering given current achievable rents/pricing

Office

Wheaton Analysis

Economy

Retail is Wheaton’s economic engine

employing 3,000 workers

clothing + food + service retail

1

Wheaton Context

Economy

Wheaton Mall Primary Trade Area

Secondary Trade Area

NE Washington, DCHoward County

Prince Georges County

Wheaton

A local residential market offers good opportunities for retail because higher density market rate housing will capture a more

affluent segment of households Retail

AnalysisEconomy

Wheaton

support small businesses

trainingloansmentorshipstax creditslocal small business reserve programsfederal contracting opportunitiesresearch grantsincubatorssmall business center

moderate priced retail unitsmicro-economic initiativesdensity

WheatonDevelopment Envelopemodeling

Analysis

Analysis Development Envelope

5,000

10,000

15,000

20,000

25,000

30,000

ProposedTransportation Model Run

Wheatonexisting + Jobs and Housing

on selected sites)

GSF

Existing Jobs Potential Jobs Existing Housing Potential Housing

Existing

Wheaton

Our7.1 COG Forecast

Wheaton

Wheaton …looking for just right

Wheaton Analysis

Current Development Envelopes

5,000

10,000

15,000

20,000

25,000

30,000

35,000

40,000

45,000

50,000

55,000

Bethesda CBD Silver Spring CBD White Flint(Proposed)

GSF

Existing Jobs Potential Jobs Existing Housing Potential Housing

Wheaton(existing + more jobs

and housing on selected sites)

Existing Round 7.1 Proposed High Scenario

Jobs 8,800 10,253 24,100

Retail 5,300 6,500 5,800

Office 2,900 3,300 17,800

Industrial 300 300 200

Other 200 200 200

Housing 2,200 5,500 9,400

Low-Rise 1,200 1,200 1,800

High-Rise 1,000 4,200 7,600

Analysis

Wheaton Development Envelope

TRANSPORTATIONRoad Capasity

WheatonTransit Station Area (Metro)

Capacity on Metro’s Red LineMajor bus routes & Future Bus Rapid Transit

WheatonTomorrow

Public Realm

Wheaton

Connectivity

Activity

WalkabilityMall

Connect Westfield Wheaton Mall to the core

Wheaton Public Realm

Transform Georgia Avenue, University Boulevard, and

Veirs Mill Road into boulevards

parking parking median

Metro Safeway

parking parking median

parking parking median

Georgia Avenue

University Boulevard

Viers Mill Road

WheatonComplete the street network to

improve connectivity

Provide through-block

pedestrian

connections

Connectivity

Wheaton Public Realm

Establish a network of enhanced pedestrian priority streets

wider sidewalks + outdoor eating + more trees and landscaping + lighting + street furniture

Pedestrian Priority Streets

Enhanced Sidewalks

Enhanced Crossings

Open Space Networkevolving thoughts on Wheaton…….

Wheaton Public Realm

Create an open space system

most prominent open space and

civic focal point on parking lot 13

Neighborhood green on parking

lot 14

Urban square on parking lot 17

Refurbish or relocate park

and Veteran's Memorial

Other public use space associated

with new development

13

14

17

NEIGHBORHOODS

Price Square

Blue Ridge Square Square

Core/Westfield Mall

Existing Residential Communities

NEIGHBORHOODSPrice Square

Price Square

Price Square

Wheaton Analysis

• An easy walk

• No big crossings

TODAY

Today

Safeway Veterans Park

Parking

N

Price Square

Price Square

Parking

Parking

Shops

Today

Safeway Veterans Park

Parking

Streets and Parking Lot Closed for Special Events

Parking

Restaurants

Concept

Safeway Veterans Park

Redevelop Safeway Site Add path to connect boulevard and square

Potential Building

Site

Future retail

PRICE SQUARE

Parking

1 2

Potential

Building

Site

PRICE SQUARE

New Mixed Use

Residential

Price Square

Pedestrian Priority Streets

Verterans Park

New Path

Plaza

Price Square Neighborhood Design Concept

MMetro Station

Eentrance

Blue Ridge Square

Wheaton Vision TODAY

an easy walk

no big crossings

Wheaton Vision

Blue Ridge Square

Today

Location of Blue Ridge Square

Blue Ridge

Square Parking

Proposed Residential

Mixed Use

Today

The Beginning of a District

Blue Ridge

Square Parking

Proposed Residential

Mixed Use

Strip Mall

Proposed

Residential

Mixed Use

Concept

Redevelop Private Property

Concept

Expand Square

Potential Building

Site

Concept

Blue Ridge Square Neighborhood Design Concept

Residential

Pedestrian Priority StreetsNew Mixed Use

Blue Ridge Square

Proposed

Residential

Mixed Use

New Path

Price Square Neighborhood

Civic Squareevolving thoughts on Wheaton…….

Environmental improvement will be

made incrementally through redevelopment

water quality

air quality

carbon storage

energy use reduction

urban heat island

Wheaton Environment

Wheaton

WheatonDevelopment Opportunities

WMATA

Privately Owned AssembledProperties

County Owned Properties

Revitalization

M-NCPPC Property

Westfield Group

Wheaton

County’s Request for Qualification Properties (11+ acres)

Need for public intervention to spur greater commercial revitalization

Revitalization

Development Activity

Wheaton

1.

2.

3.

4.

Avalon Bay

M Metro

M

1.320 residential units

Safeway Site57,000 sf Safeway

500 residential units

2.

First Baptist Church of Wheaton225 residential units

3.

Triangle Park Shopping Center

4.

Wheaton

Avalon Bay MMetro

MM

Wheaton

Avalon Bay 320 Residential Units

WheatonSafeway Site 57,000 SF Safeway Grocery Store

500 Residential UnitsM Metro

MM

Wheaton Development Opportunities